Aspendale at a glance
7,549
People
$1,437,500
Median sale
$632/wk
Median rent
2.29%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
VIC › Aspendale › Albany Cres
$1,450,000–$1,550,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
535 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$1,450,000–$1,550,000
Asking range · $2,710/m² of land
No recorded sale for this property.
Aspendale at a glance
7,549
People
$1,437,500
Median sale
$632/wk
Median rent
2.29%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Vs Aspendale
+0.9%
Median sale
Suburb $1,437,500
-0.02 pp
Gross yield
Suburb 2.29%
Suburb median $1,437,500 from 39 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$86,947 on top of the price (6.0% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Victoria schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Aspendale's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
VICPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $632/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 2.3%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownVictoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Aspendale at a glance
7,549
People
$1,437,500
Median sale
$632/wk
Median rent
2.29%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property MentoneGlorious natural sunlight permeates every corner of this beautiful mid-century home; a warm & inviting sanctuary that has been stylishly reimagined for easy family living and effortless entertaining.
Introduced by secure, private and lush landscaped gardens, the home's classic exterior - complete with a vine-laden pergola - makes an unforgettable first impression while inside, soaring ceilings with clerestory windows evoke a wonderful sense of space throughout.
Seamlessly connected to the home's verdant surroundings and sunny entertainer's deck via banks of bi-fold doors, the open plan living/dining zone is a host's dream setting, whilst the first-class chef's kitchen stands out from the crowd with quality Neff ovens, an AEG induction cooktop, fully-integrated Bosch dishwasher, Franke sinks, an integrated Liebherr fridge and stunning porcelain benchtops.
A formal lounge is also offered, providing even more invaluable living space, while a fully-enclosed outdoor patio with servery window sets the scene for year-round get-togethers with loved ones and leads to the fully fenced spa in secluded garden surrounds.
The primary bedroom is a dreamy retreat. In addition to built-in robes, a barn door conceals the walk-in wardrobe and luxe hotel-inspired ensuite, where a sumptuous freestanding tub, rain shower and twin vanity are highlights.
Fitted robes can be found in both of the remaining rooms; they share a designer bathroom with rain shower, floating vanity, matte black fixtures and mirrored storage.
A full laundry that cleverly doubles as a butler's pantry is among the practicalities, and the home features ducted heating, multiple split systems, ceiling fans, chic wide-board floors, video intercom entry, a 6.6kW solar panel array and double garage with house access – all securely tucked behind a remote-controlled gate.
Close to various parks– including the Iluka Reserve Fenced Dog Park – the home is also within moments of Yammerbrook Nature Reserve, wetland walking trails, St Louis de Montfort's and Aspendale primary schools, the station and local shops & cafes. The bay and a choice of golf courses are also nearby for endless leisure time enjoyment.
Listing description written by Matthew Marshall, Belle Property Mentone — reproduced as published, not verified by Districts.